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08-18-2014 Planning Commission Packet
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08-18-2014 Planning Commission Packet
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MINUTES OF THE <br />ORONO PLANNING COMMISSION MEETING <br />Monday, July 21, 2014 <br />6:30 o’clock p.m. <br />_____________________________________________________________________________________ <br /> <br />Page 25 of 30 <br /> <br />On June 18, 2014, the applicant submitted an application for a zoning code amendment contemplating the <br />addition of an office/warehouse use inclusion to the existing list of permitted B-1 uses. The applicant has <br />provided a brief description of his business which is attached as Exhibit B. <br /> <br />The purpose of the B-1 retail sales business district is to provide areas for the types of businesses which <br />supply merchandise or perform a service primarily for residents in the surrounding neighborhood. Based <br />on the existing list of permitted uses, this district is intended to allow for retail shops, restaurants, and <br />service providers where the customers visit the property. <br /> <br />Staff finds the applicant’s proposed use to be inconsistent with the intended uses for the B-1 district and <br />more consistent with the existing allowed office/warehouse use in the industrial district. The Planning <br />Commission should open the public hearing and discuss the applicant’s request. <br /> <br />Andrew Mack noted the term used in Staff’s report is inconsistent, but that what may be a clearer <br />statement is it is not listed as a permitted use in the B-1 district. Upon closer analysis of the term <br />warehouse, the only place where a warehouse shows up in the permitted use section is in the industrial <br />district. Mack stated there are numerous examples throughout Orono and a large part of the country <br />where there are some of these unique office type uses that have some need for storage space. Mack stated <br />whether the correct term is warehousing or inventory or stock for a retail or a service operation is an <br />interesting discussion. <br /> <br />Mack stated what would be appropriate would be to take a look at this example and also another typical <br />office/warehouse type project within the community. Mack stated he will start with this particular use <br />where they are talking about converting a section of the building into a warehouse or overstock area for <br />some of their products as part of their office use. Mack indicated he calculated the total square foot of <br />the building and arrived at a split of 35 percent for the office/warehouse area and 65 percent for the <br />salon/restaurant, which is a permitted use in the zoning district. <br /> <br />Mack stated the discussion the Planning Commission should focus on in regards to a text amendment is <br />whether that small percentage of overall gross floor area of the structure is appropriate; and if so, <br />standards should be applied and how that use should be listed and controlled. If the use is made a <br />conditional use, the City has the ability to apply standards that can be adopted as part of the text <br />amendment as well as a review of the use through a hearing. <br /> <br />Mack stated what is more typical for an office/warehouse use is located on Wayzata Boulevard, which is <br />a 20/80 split. In that particular case, office space constitutes approximately 40 percent of the building and <br />60 percent warehouse. Three separate businesses are operated out of the structure. Mack stated normally <br />a building will have approximately 2,000 square feet of office and six to eight thousand for warehouse <br />space. <br /> <br />Mack stated in his view the Planning Commission could focus discussion on the text amendment with the <br />thought of creating standards that would place limits to prevent the majority of the building from <br />becoming a warehouse since it is located in a retail district. <br /> <br />Mack noted the applicant has not provided draft language for the text amendment and Staff would be <br />seeking some direction from the Commission on appropriate language that could then be brought back <br />before the Planning Commission. Mack stated the important element in this application is to place <br />Item #01 - PC Agenda - 08/18/2014 <br />Approval of Planning Commission Minutes <br />[Page 25 of 30]
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